PAMPHLET  Ne».  4 


FOREST  HILLS 
GARDENS 


PRELIMINARY  INFORMATION 
FOR  BUYERS 


SAGE  FOUNDATION  HOMES 
COMPANY 

FOREST   HILLS,   BOROUGH   OF  QUEENS 
V  LONG  ISLAND 

NEW  YORK  CITY 

NEW  YORK  OFFICE  47  WEST  34th  STREET 


APRIL,  1914 


Avery  Architectural  and  Fine  Arts  Library 
Gift  of  Seymour  B.  Durst  Old  York  Library 


Forest  Hills  Gardens 


Preliminary  Information  for  Buyers 


NOTICE 

This  pamphlet  is  issued  by  the  Sage  Foundation  Homes  Company 
for  the  purpose  of  giving  information  to  prospective  purchasers  of 
lots  in  Forest  Hills  Gardens.  Taken  in  connection  with  the  Contracts 
of  Sale,  it  contains  all  the  representations  on  its  behalf  which  the 
Company  has  authorized.  Intending  purchasers  are  notified  that  the 
Company  is  not  responsible  for,  and  will  not  be  bound  by  any  other  or 
further  representations  which  may  be  made  by  agents  or  others  in 
connection  with  the  sale  or  other  disposition  of  its  property,  unless 
made  in  writing  by  a  duly  authorized  officer  of  the  Company.  At  the 
same  time  the  Company  accepts  full  responsibility  for  all  representa- 
tions herein  made. 


A  Business  Undertaking 

The  undertaking  is  primarily  a  business  enterprise  in  which  cer- 
tain trust  funds  have  been  invested  in  the  definite  expectation  of 
securing'  an  adequate  business  profit,  to  be  applied  to  the  purposes  of 
the  trust.  The  fact  that  those  interested  in  this  development  hope,  at 
the  same  time,  to  demonstrate  that  it  is  possible  to  develop  a  more 
attractive  general  plan  and  better  types  of  houses  than  those 
commonly  found  in  commercial  land  developments,  makes  it,  if  any- 
thing, more  important  to  insure  the  financial  success  of  the  venture. 
Owners  of  land  elsewhere  could  not  be  expected  to  follow  the  example 
of  this  Company  unless  it  can  show  a  profit  satisfactory  to  the  average 
investor. 

References 

Before  accepting  the  application  of  any  person  expressing  a  will- 
ingness to  buy  or  rent  its  property,  the  Company  will  require  refer- 
ences as  to  the  character  and  business  of  the  applicant.  It  is  essential 
to  the  commercial  and  social  success  of  the  undertaking  that  prospect- 
ive buyers  should  not  only  be  responsible  and  reliable  but  that  they 
should  be  congenial  neighbors  to  other  residents.  The  Company  has 
taken  special  pains  to  secure  desirable  purchasers  and  will  select  others 
of  the  same  kind  by  thorough  investigation  of  the  character  and  stand- 
ing of  each  applicant,  and  will  accept  only  persons  who  will  in  the 
judgment  of  the  Company,  help  it  to  maintain  its  standards  and  to 
carry  out  its  aims  in  creating  a  homogeneous  and  congenial  community. 

Location 

Forest  Hills  Gardens  is  a  suburban  land  development  of  the  Sage 
Foundation  Homes  Company,  in  the  Borough  of  Queens  on  the  newly 
equipped  electric  line  of  the  Long  Island  Railroad,  nine  miles  from  the 
new  Pennsylvania  Station  at  Seventh  Avenue  and  Thirty-third  Street, 
Manhattan.  It  is  two  miles  west  of  Jamaica  and  adjoins  Forest  Park 
— a  large  city  park  of  greajL  natural  beauty,  which  provides  a  golf 
course,  and  other  opportunities  for  recreation. 


3 


The  property  consists  of  204  acres  of  land,  undulating,  partly 
wooded  and  well  drained,  on  the  northwesterly  slope  of  the  ridge  or 
backbone  of  Long  Island,  from  60  to  130  feet  above  mean  high  water. 
The  soil  is  a  dry,  sandy  loam,  free  from  rock  strata. 


At  present  thirty  or  more  trains  each  way  stop  daily  at  Forest 
Hills  Gardens,  connecting  it  with  the  Pennsylvania  Station  in  Manhat- 
tan. While,  in  point  of  frequency,  this  does  not  compare  favorably 
with  the  train  service  of  many  more  fully  developed  suburban  locali- 
ties, nevertheless  in  all  other  respects  the  transportation  is  already  ex- 
ceptionally good.  The  appointed  schedules  are  maintained  with  great 
regularity;  with  negligible  exceptions,  the  running  time  is  from  13  to 
15  minutes;  the  ride  is  an  agreeable  one,  consisting  of  four  minutes 
through  a  cool,  well-ventilated  tunnel,  and  about  ten  minutes  through 
pleasant  open  country ;  trains  run  at  intervals  through  the  night, 
and  the  schedule  is  so  arranged  as  to  make  it  reasonably  convenient 
to  return  home  after  an  evening  in  town.  With  the  growth  of  popu- 
lation at  this  station,  the  frequency  of  the  train  service  will  tend 
constantly  to  increase. 

The  commutation  rate  is  $6.50  a  month ;  50  trip  tickets  cost  $9.25, 
round-trip  tickets  45  cents. 

The  trolley  line  along  the  Hoffman  Boulevard  affords  additional 
transportation  facilities  to  Manhattan  and  to  Jamaica.  Cars  are  oper- 
ated under  a  ten  minute  headway  and  the  fare  is  five  cents.  The 
Manhattan  terminus  is  at  59th  Street  and  2nd  Ave. 


An  ungraded  public  school,  which  offers  instruction  from  kinder- 
garten to  the  grade  known  as  6  B,  is  centrally  located  in  Forest  Hills 
Gardens,  in  a  building  of  the  portable  type  used  by  the  Board  of 
Education  in  new  localities  in  advance  of  the  erection  of  permanent 
buildings.  Jamaica  and  Elmhurst,  which  are  but  a  few  minutes'  ride 
from  Forest  Hills,  provide  a  High  School  and  other  grade  schools 
for  the  older  children.  It  is  naturally  to  be  expected  that,  whenever 
the  growth  of  population  warrants,  there  will  be  a  public  school  directly 
on  the  property. 


Schools 


Churches 


There  is  now  located  upon  the  property,  in  a  building  of  the  portable 
type,  a  Union  Congregational  Church,  which  has  been  incorporated 
under  the  name  of  "The  Church  in  the  Gardens."  The  Rev.  Dr. 
Robert  J.  Kent  is  the  resident  pastor.  It  is  expected,  whenever  the 
population  and  congregation  warrant  it,  that  a  permanent  edifice,  in 
harmony  with  the  general  character  of  the  development,  will  be  erected. 

Episcopal  services  are  at  present  held  in  one  of  the  vacant  stores 
on  the  property.  On  the  north  side  of  the  track,  in  Forest  Hills,  there 
is  a  Union  Church ;  and  Sunday  services  are  held  in  temporary  quar- 
ters, for  the  Roman  Catholics. 


5 


Landscape  Design  and  Street 
Improvements 

Street  Plan 

In  laying  out  the  property,  Mr.  Frederick  Law  Olmsted,  the  Land- 
scape Architect,  has  aimed  to  secure  the  full  benefit  resulting  from 
three  important  principles  in  city  planning. 

One  of  these  principles  relates  to  the  main  thoroughfares,  which 
should  be  direct,  ample  and  convenient.  Two  8o-foot  streets  are 
carried  straight  through  the  property,  in  accordance  with  the  city's 
tentative  street  plan  covering  the  adjacent  territory.  A  boulevard  125 
feet  wide,  also  coinciding  with  the  city's  tentative  street  plan,  is  pro- 
vided along  the  line  where  the  property  fronts  on  Forest  Park.  In 
addition,  two  avenues  seventy  (70)  feet  wide,  with  ample  setback  of 
buildings,  radiate  from  Station  Square  on  direct  but  gently  curving 
lines,  so  located  as  to  secure  the  best  grades  and  the  most  agreeable 
setting,  through  the  middle  of  the  property  to  the  entrance  of  Forest 
Park  and  to  the  Boulevard  which  is  to  follow  its  easterly  boundary. 
A  third  street  60  feet  in  width  leads  in  a  westerly  direction  through  a 
well  wooded  section  to  the  junction  of  two  proposed  city  streets,  one  of 
which  will  eventually  connect  with  Yellowstone  Avenue.  Other  streets 
secondary  to  the  above  in  importance  are  sixty  (60)  feet  in  width,  also 
with  setback  for  buildings,  and  follow  lines  which  are  direct  but  care- 
fully related  to  the  topography. 

A  second  principle,  which  is  very  important  to  supplement  the  first, 
is  that  those  streets  which  are  not  needed  as  thoroughfares  should  be 
planned  and  constructed  to  meet  the  purpose  of  quiet  attractive  resi- 
dence streets  in  the  best  possible  manner.  To  this  end,  the  local  streets 
at  Forest  Hills  Gardens  are  laid  out  so  as  to  discourage  their  use  as 
thoroughfares.  'While  not  fantastically  crooked,  they  are  never  per- 
fectly straight  for  long  stretches ;  and  their  roadways  are  made  narrow, 
thus  permitting  additional  space  to  be  devoted  to  the  planting  spaces 
and  to  the  front  gardens  which  will  be  one  of  the  characteristic  features 
of  the  whole  development.  Probably  one  of  the  most  notable  charac- 
teristics of  Forest  Hills  Gardens  from  the  point  of  view  of  the  home- 
seeker,  when  the  plans  are  fully  realized,  will  be  the  cozy,  domestic 

6 


character  of  these  local  streets,  where  the  monotony  of  endless,  straight, 
wind-swept  thoroughfares  will  give  place  to  short,  quiet,  self-contained 
and  garden-like  neighborhoods,  each  having  its  own  distinctive  char- 
acter. 

A  third  principle  that  has  controlled  the  design  of  Forest  Hills 
Gardens  is  the  deliberate  setting  apart  of  certain  areas  for  the  common 
use  and  enjoyment  of  the  residents.  The  fortunate  location  of  the  tract 
on  the  border  of  Forest  Park  has  of  course  made  it  wholly  needless 
to  provide  any  large  park  within  the  tract  itself;  but  in  spite  of  this 
advantage,  a  public  Green  has  been  formed  at  the  point  where  the 
two  main  avenues  divide,  within  view  of  the  station  and  central  to 
that  part  of  the  property  which  is  farthest  from  Forest  Park.  This 
will  form  the  residential  focus  of  the  community  just  as  the  neighbor- 
ing Station  Square  will  be  its  business  focus.  The  portion  of  the  Green 
lying  between  the  roads  and  devoted  wholly  to  lawns  and  paths  and 
ornamental  planting  occupies  one  and  one-half  acres,  but  the  size  of 
the  whole  open  space  of  the  Green,  from  building  line  to  building  line, 
is  about  three  and  one-half  acres. 

The  Station  Square  itself,  although  primarily  a  traffic  center,  is 
of  considerable  size  and  the  whole  of  the  surrounding  architecture, 
including  the  railroad  station  and  its  approaches,  is  developed  as  a 
single  composition.  It  is  treated  with  a  regard  for  the  pleasure  the 
residents  may  derive  from  its  use  that  is  impossible  in  the  individual- 
istic development  of  business  centers  usual  even  in  the  most  costly  and 
most  fashionable  suburban  districts. 

In  addition  to  the  Green,  two  spaces  in  other  parts  of  the  tract, 
one  containing  about  an  acre  and  a  half,  the  other  a  little  less  than 
an  acre,  have  been  set  apart  to  form  small  parks  for  the  use  of  the 
residents.  The  smaller  of  the  two,  called  Olivia  Park,  is  located  be- 
tween Markwood  and  Deepdene  Roads.  It  is  well  wooded  with  oak, 
birch  and  flowering  dogwood,  and  the  center  has  been  made  into  a 
large  lawn.  This  lawn  is  reached  by  a  border  path  through  masses 
of  flowering  shrubs. 

The  second  park  is  located  between  Beechknoll  Road,  Borage  and 
Park-end  Place  and  Burns  Street.  This  has  been  planted  by  the  Com- 
pany with  a  border  of  choice  flowering  shrubs,  shade  trees  and  ever- 
greens. The  central  portion,  which  is  turf,  has  been  graded  so  that 
it  may  be  flooded  in  winter  for  skating. 

What  is  believed  to  be  a  novel  recreation  feature  in  Forest  Hills 
Gardens,  is  that  of  the  enclosed  private  parks.  These  are  spaces  of 
varying  shape  and  size,  occupying  the  interior  portion  of  some  of  the 


7 


blocks  and  intended  for  the  exclusive  use  of  those  living-  on  the  sur- 
rounding lots.  They  cannot  be  used  for  the  active,  noisy  games  of  large 
boys  and  will  not  be  open  to  the  general  public,  but  will  provide  places 
where  the  smaller  children  of  the  block  can  get  room  to  play  instead  of 
being  forced  out  upon  the  streets.  They  will  be  reached  directly  from 
the  rear  yards  of  most  of  the  houses  in  these  blocks. 

Planting 

The  plans  for  the  planting  in  the  sidewalk  lawns,  the  parks  and 
other  open  spaces,  have  been  developed  by  Mr.  Olmsted  in  the  form 
of  a  carefully  studied,  unified  design  for  the  whole  property.  In  order 
to  secure  the  special  vista,  or  other  decorative  effect  desired  in  each 
street  or  block,  unusual  care  has  been  taken  in  the  designation  of  the 
trees  and  shrubs  to  be  used,  and  detailed  maps  were  made  on  which 
their  locations  are  precisely  indicated. 

On  the  main  thoroughfares,  American  Elms  and  other  large- 
growing  trees  are  to  be  used.  On  the  local  streets,  the  purpose  has 
been  to  provide,  in  addition  to  shade  and  foliage,  a  touch  of  color 
throughout  the  year.  This  is  accomplished  by  the  use  of  trees  which 
flower  or  bear  fruit  or  berries  at  different  seasons.  For  instance,  some 
streets  are  planted  with  English  Hawthorn,  Double  Red  Hawthorn 
and  Washington  Thorn,  combined  with  Japanese  Lilac,  the  Varnish 
Tree,  flowering  shrubs  and  plants.  Other  streets  are  planted  with  mag- 
nolia, flowering  dogwood  and  Japanese  Pagoda  trees,  and  occasionally 
an  Austrian  or  Swiss  Pine  has  been  introduced  for  the  winter  effect. 

Paving 

The  streets  are  paved  with  a  concrete  base  six  inches  thick,  com- 
posed of  Hudson  River  Trap  Rock,  selected  sand  and  a  standard  brand 
of  cement.  The  concrete  is  laid  on  a  thoroughly  solidified  foundation 
of  local  sand  and  gravelly  soil. 

This  concrete  base  is  protected  by  a  coating  of  tar  and  grit,  which 
is  dust-absorbing  and  makes  an  excellent  surface  for  motor  cars  and 
other  vehicles. 

Sidewalks  and  Curbs 

The  sidewalks  and  curbs,  which  are  of  concrete,  are  not  given  the 
usual  hard,  smooth  finish,  but  are  so  treated  as  to  expose  the  varied 
colors  of  the  gravel.  The  resulting  surface  is  much  more  pleasant  in 
color  and  texture,  and  provides  a  slightly  roughened  and  more  agree- 
able footing. 


8 


Sewers  and  Storm  Drains 

There  are  to  be  sewers  throughout  the  entire  property.  They  are 
being-  laid  in  accordance  with  what  is  believed  to  be  the  best  modern 
practice  in  work  of  this  character ;  notably,  perhaps,  in  the  construc- 
tion of  two  separate  systems  (one  for  storm  or  surface  sewer  con- 
structed where  deemed  necessary,  and  the  other  throughout,  a  sanitary 
system  for  house  drainage)  and  in  the  use  of  bituminous  joints  in  the 
sanitary  sewers,  which  prevent  seepage  and  keep  the  roots  of  trees 
from  entering  and  choking  the  sewers. 

All  sewer  mains  are  laid  at  the  Company's  expense ;  the  house 
connections  are  laid  by  the  Company  at  the  expense  of  the  owner. 

Electric  Light  and  Telephone  Wires 

The  electric  light  and  telephone  wires  will  be  carried  in  under- 
ground conduits  through  the  streets  and  to  the  interiors  of  all  blocks, 
where  they  will,  generally,  be  carried  along  the  rears  of  the  lots  on 
short  poles  from  which  the  house  connections  will  be  made. 

Water  and  Gas  Mains 

Water  and  gas  mains  will  be  laid  throughout  the  property.  The 
water  comes  from  deep,  driven  wells,  and,  like  most  of  the  Long  Island 
water,  is  pure  and  cold. 

Street  Lights  and  Signs 

The  streets  will  be  lighted  by  gas  or  electricity.  Attractive  lamp 
posts  and  street  signs  will  be  placed  at  convenient  locations  over  the 
property. 

Completion  of  Street  Improvements 

Much  of  the  work  involved  has  been  done.  The  Company  agrees 
to  complete  the  streets  with  the  improvements  so  as  to  give  access  to 
any  lot  before  the  completion  of  a  house  thereon. 


Types  of  Buildings  to  be  Erected 

While  a  large  proportion  of  the  land  area  to  be  developed  is  being 
sold  in  lots,  to  be  improved  by  the  buyers  according  to  plans  approved 
by  the  Homes  Company,  the  Company,  in  order  to  set  a  standard  and 
influence  the  architectural  character  of  the  future  town,  has  erected  a 
large  number  of  dwellings. 

To  this  end  plans  were  prepared  by  Grosvenor  Atterbury  and  a 
number  of  other  well-known  architects  acting  under  Mr.  Atterbury's 
general  direction,  for  an  initial  operation  comprising  both  groups  of 
buildings  and  detached  and  semi-detached  houses.  The  execution  of 
this  program  has  already  involved  an  expenditure  in  building  con- 
struction of  approximately  one  million  nine  hundred  thousand  dollars 
($1,900,000). 

The  different  types  of  buildings  included  in  these  groups  cover  as 
wide  a  range  as  is  permitted  by  the  economic  conditions,  which  neces- 
sarily determine  also  their  distribution  and  location  on  the  property. 
Adjoining  the  railroad  station  and  forming  the  Station  Square  is  a 
large  grouping  of  buildings  in  which  is  the  Forest  Hills  Inn,  a  modern 
fireproof  hotel  with  accommodations  for  two  hundred  guests  and  an 
apartment  house  with  stores  and  offices  on  the  ground  floor.  From 
this  center  out  towards  Forest  Park,  which  bounds  the  property  on 
the  southeast,  the  houses  are  planned  to  correspond  to  the  varying 
values  of  the  lots  as  determined  by  their  size,  location  and  prospect, 
the  larger  single-family  dwellings  containing  ten  or  twelve  rooms, 
and  the  smaller  six  or  seven.  Following  the  land  and  road  contours, 
these  are  combined  in  smaller  and  more  detached  groups,  as  the  vary- 
ing requirements  of  the  different  sites  demand.  While  they  vary 
greatly  in  size,  arrangement,  cost  and  architectural  treatment,  an 
attempt  has  been  made  to  make  them  alike  in  their  domestic  and 
livable  character. 

In  the  matter  of  construction,  the  Company  has  thought  it  wise  to 
build  in  a  more  than  ordinarily  substantial  manner,  believing  that  the 
additional  cost  involved  in  using  masonry  walls  and  piers,  fire-proof 
columns  and  girders,  and  tile  roofs  throughout,  except  in  such  struc- 
tures as  are  entirely  of  fire-proof  construction,  is  justified  by  the 
lessened  cost  of  maintenance,  risk  of  fire  loss  and  the  longer  life  and 
more  substantial  character  of  the  investment. 

This  policy  is  being  maintained  both  with  respect  to  buildings 
erected  by  the  Company  and  those  erected  by  lot  purchasers  irrespec- 
tive of  whether  their  houses  are  planned  and  financed  by  the  Company 
or  by  themselves. 

10 


Terms  Under  Which  Vacant  Lots 


Vacant  lots  are  sold  in  plots  as  they  may  from  time  to  time  be 
designated  on  the  price  lists,  the  company  reserving  the  right  at 
any  time  to  increase  or  decrease  the  size  of  the  plots  offered  for  sale. 
The  general  policy  of  the  Company,  however,  as  far  as  it  may  be 
found  advisable,  will  be  to  sell  lots  in  plots  of  the  sizes  shown  on  the 
present  price  list.  A  cash  payment  of  five  per  cent.  (5%)  of  the 
purchase  price  is  required,  the  balance  may  be  paid  in  one  hundred 
and  twenty  (120)  equal  monthly  instalments  which  will  include  pay- 
ments on  account  of  principal  and  interest  on  unpaid  balances  at  five 
per  cent.  (5%)  per  annum. 

The  purchaser  will  have  the  privilege  at  any  time  of  anticipating 
payment  in  part  or  in  whole. 

A  discount  of  five  per  cent.  (5%)  will  be  allowed  if  the  full  pur- 
chase price  is  paid  in  cash  within  sixty  days  from  the  date  of  the 
contract. 


If  the  purchaser  has  during  the  first  year  made  all  payments  with- 
in thirty  (30)  days  of  their  respective  due  dates  and  observed  all  other 
conditions  of  the  contract,  he  shall  thereafter  be  allowed  on  each  pay- 
ment ninety  (go)  days  before  forfeiture  may  be  declared. 


A  deed  will  be  given,  if  desired,  when  one-half  of  the  purchase 
price  has  been  paid,  the  purchaser  to  execute  and  deliver  the  com- 
pany a  bond  and  purchase-money  mortgage  for  the  unpaid  balance, 
bearing  interest  at  the  rate  of  five  and  one-half  per  cent.  (5^%), 
payable  semi-annually,  which  mortgage  will  run  for  a  period  of  one. 
two  or  three  years,  as  may  be  desired.  The  purchaser  is  to  pay  the 
cost  of  recording  the  necessary  papers ;  also  the  mortgage  recording 
tax  of  one-half  per  cent.  of  the  amount  of  the  mortgage. 

No  deed  will  be  delivered  to  a  purchaser  until  all  taxes,  interest, 
assessments  and  maintenance  charges  are  paid  in  full  to  date  of 
transfer. 


Be  Sold 


Extension  of  Time  for  Payments 


Delivery  of  Deed 


11 


Deed  in  Case  of  Death 


In  case  of  the  death  of  a  purchaser  while  the  contract  of  sale  is 
in  force  and  before  the  deed  is  delivered,  his  heirs  shall  have  the  right 
to  continue  the  contract  and  take  deed  to  the  property ;  or  they  may 
require  the  Company,  at  its  option,  either  to  return  to  them  all  princi- 
pal and  interest  paid  up  to  the  death  of  the  purchaser  with  interest 
thereon  at  five  per  cent.  (5%)  per  annum,  or  to  convey  the  property 
to  the  heirs  free  from  further  payment. 


12 


Terms  Under  Which  Houses 
Will  Be  Sold 

Houses  built  by  the  Company  for  its  own  account  will  be  offered 
for  sale  upon  a  cash  payment  of  ten  per  cent.  (10%)  of  the  selling 
price  of  house  and  land.  The  company  will,  if  desired,  build,  or  have 
built,  a  limited  number  of  houses  not  to  exceed  one  hundred  (100) 
for  lot  purchasers  according  to  their  own  plans,  provided  such  plans 
have  been  approved  in  writing  by  the  Company  as  set  forth  in  sub- 
division Fifth  of  the  Declaration.  Only  one  house  will  be  built  for 
each  purchaser,  and  only  when  he  has  paid  on  the  purchase  price  of 
the  land  an  amount  equal  to  the  cash  payment  as  set  forth  in  the 
table  hereto  appended,  entitled  "Schedule  of  Cash  Payments." 

SCHEDULE  OF  CASH  PAYMENTS 
Based  ox  the  Cost  of  the  Laxd  axd  the  Estimated  Cost  of  the 

House. 


Cost  of  House  and  Land  Cash  Payment 

$10,000  and  under  $1,000 

11,000    1,200 

12,000    1,400 

13,000    1,600 

14,000    1,800 

15.000    2,000 

16,000    2,200 

17,000    2,400 

18,000    2,600 

19,000    2,800 

20,000    3,000 

21,000    3,400 

22,000    3,800 

23,000    4,200 

24,000    4,600 

25.000    5,ooo 

26,000  and  over   25% 


The  Company  will  secure  for  the  purchaser,  if  so  desired,  a  first 
mortgage  for  any  amount  up  to  fifty  per  cent.  (50%)  of  the  selling 
price  of  the  house  and  land  for  three  (3)  years  with  interest  at  not 
more  than  five  and  one-half  per  cent.  (5^%)  per  annum,  payable 
semi-annually,  the  purchaser  to  pay  the  recording  and  acknowledg- 


13 


ment  fees  and  the  mortgage  tax.  The  Company  will  agree  to  secure 
the  renewal  of  this  mortgage  at  maturity  for  the  same  term,  provided 
the  grantee  to  whom  the  property  was  first  conveyed  is  then  the 
owner.    The  expenses  of  such  renewal  shall  be  paid  by  the  owner. 

The  balance  of  the  purchase  price,  over  and  above  the  cash  pay- 
ment and  first  mortgage,  is  to  be  secured  by  the  purchaser's  bond  and 
a  second  mortgage,  payable  in  one  hundred  and  twenty  (120)  equal 
monthly  installments  which  will  include  payments  on  account  of  princi- 
pal and  interest  at  six  per  cent.  (6%)  per  annum. 


14 


Offer  of  Plans  and  Specifications 

In  order  to  stimulate  the  early  improvement  of  vacant  lots  and 
to  maintain  the  high  standard  of  design  and  construction  in  the  build- 
ings erected  in  Forest  Hills  Gardens,  the  Company  will  prepare  or 
cause  to  be  prepared  plans  and  specifications  for  houses,  together 
with  grading  and  planting  plans,  at  a  nominal  charge  of  two  and  one- 
half  per  cent.  (2j^%)  of  the  cost  of  each  house.  As  such  plans  and 
specifications  cost  the  Company  from  5%  to  10%  of  the  cost  of  the 
building  and  other  improvements,  the  difference  between  the  actual 
cost  and  the  charge  made  by  the  Company  is  equivalent  to  a  substan- 
tial cash  premium. 

Information 

For  Purchasers  Contemplating  Engaging  the  Services 
of  Architects,  Other  Than  Those  Associated 
With  the  Company 

The  building  restrictions  and  conditions  in  general,  governing  the 
erection  of  a  house,  are  clearly  set  forth  in  this  pamphlet. 

In  order  to  avoid  misunderstanding,  involving  needless  work  and 
expense,  the  Company  advises  a  conference  between  the  purchaser, 
the  architect,  and  a  proper  representative  of  the  Company  before  any 
sketches  are  made  by  the  owner's  architect,  at  which  the  general  type 
of  building  desired  and  proposed  by  the  owner  may  be  considered  and 
the  wishes  of  the  company  with  relation  to  such  matters  explained. 
Conclusions  reached  at  such  a  conference,  however,  must  be  under- 
stood to  be  tentative  only,  and  largely  for  the  purpose  of  ascertaining 
whether  the  ideas  of  the  purchaser  or  his  architect  are  in  any  way 
objectionable  to  or  inconsistent  with  the  general  scheme  of  the  de- 
velopment, and  therefore  not  mutually  advantageous  to  the  Company 
and  its  various  purchasers.  The  final  approval  of  the  plans  can  only  be 
based  upon  completed  working  drawings,  from  which  the  house  is  to 
be  built — a  description  of  the  proposed  treatment  of  the  exterior,  both 
walls  and  roofs,  with  respect  to  material  and  color,  and  a  block  plan 
showing  the  location  of  the  house,  the  amount  of  free  space  to  be  left 
on  either  side,  in  front  and  rear,  and  the  general  scheme  of  grading  and 
planting.  The  Company,  howTever,  may  be  wisely  consulted  from  time 
to  time  during  the  development  of  the  drawings,  whenever  questions 
arise  which  may  affect  its  approval  or  disapproval  of  the  plans. 

Purchasers  and  architects  are  advised,  for  their  own  protection, 
that  all  plans  must  bear  the  stamp  of  approval  of  the  Sage  Founda- 
tion Homes  Company  before  the  same  are  filed  for  record  with  the 
Municipal  Building  Department. 

15 


Restrictions  and  Conditions 


The  experience  of  other  suburban  developments  has  demonstrated 
the  advantage  to  the  lot  owner  of  the  adoption  of  protective  restric- 
tions which  tend  to  promote  and  preserve  the  residential  advantages 
of  the  neighborhood.  The  restrictions  and  conditions  adopted  for 
Forest  Hills  Gardens,  in  addition  to  those  of  conventional  form  which 
have  been  approved  by  the  experience  of  others,  include  some  provisions 
which  are  believed  to  be  novel  and  which,  it  is  thought,  will  be  of 
further  advantage  either  to  the  property  as  a  whole,  or  to  portions 
affected  by  special  local  provisions.  Among  these,  is  one  which  re- 
quires an  open  space  to  be  left  on  each  side  of  every  building,  or 
block  of  buildings,  the  extent  of  which  is  regulated  by  the  width  of 
the  building,  so  that  the  wider  the  building,  or  block  of  buildings, 
the  greater  the  amount  of  open  space  required  on  each  side.  This 
regulation,  combined  with  the  setback  required  from  the  street,  will 
make  it  possible  to  permit  blocks  of  buildings,  when  properly  treated 
as  single  architectural  compositions,  to  be  located  anywhere  on  the 
property.  So  designed  and  so  spaced,  they  will,  it  is  believed,  lend 
to  the  street  perspectives  and  to  the  appearance  of  the  property  as  a 
whole  an  interest  and  variety  of  a  kind  not  obtainable  where  the 
houses  are  either  all  detached  or  all  in  blocks,  and  where  it  is  con- 
sequently difficult  to  escape  a  certain  degree  of  monotony  resulting 
from  too  great  a  uniformity  in  the  sizes  of  the  buildings,  and  in  the 
widths  of  the  spaces  between  them. 

It  will  be  observed  that  the  restrictions  have  been  given  an  un- 
usually long  life,  and  do  not  expire  until  the  year  1950,  and  that  pro- 
vision is  made  for  their  further  extension,  if  at  that  time  it  is  so  de- 
cided by  the  lot  owners.  Though  it  is  desirable  to  provide  the  protec- 
tion which  is  afforded  by  long-time  restrictions,  the  conditions  sur- 
rounding property  are  so  subject  to  rapid  change  that  a  term  as  long 
as  the  above  would  be  unsafe,  except  for  a  further  provision,  which 
has  been  made,  giving  the  Company  the  right  to  modify  or  change 
any  of  the  restrictions  and  covenants,  except  those  contained  in  the 
"Nuisance  Clause"  and  in  the  clause  providing  for  the  "General  [Main- 
tenance Charges." 

The  covenants  and  restrictions  are  precisely  and  fully  set  forth 
in  the  Declaration  which  has  been  filed  for  record,  a  copy  of  which  will 
be  supplied  on  request,  and  with  which  the  Company  expects  each  pur- 

16 


chaser  to  familiarize  himself,  before  entering  into  any  contract.  The 
following  is  an  informal  and  condensed  statement  of  its  more  impor- 
tant features : 

RESTRICTIONS    AND    AGREEMENTS    AFFECTING  THE 
ENTIRE  PROPERTY 

Nuisance  Clause 
The  "Nuisance  Clause"  prohibits  any  brewery,  distillery,  malt 
house,  slaughter  house,  brass  foundry,  tin,  nail  or  other  iron  foundry, 
lime  kiln,  or  sugar  bakery,  tallow  chandlery,  crematory,  hospital,  asy- 
lum or  institution  of  like  or  kindred  nature,  stable  of  any  kind,  cattle 
yard,  hog  pen,  fowl  yard  or  house,  cesspool,  privy  vault,  cattle,  hogs 
or  other  live  stock  or  live  poultry ;  any  establishment  for  the  making 
or  preparing  of  soap,  candles,  starch,  vitriol,  glue,  ink,  turpentine,  oil, 
lamp  black,  gunpowder,  dynamite  or  other  explosives,  baking  powder, 
cream  of  tartar,  gas,  asphalt  or  fertilizers ;  any  establishment  for  bone 
boiling,  fat  boiling,  dyeing,  tanning,  dressing  or  preparing  of  skins, 
hides  or  leather ;  any  noxious,  dangerous  or  offensive  thing,  trade, 
business  or  use  of  the  property  whatsoever. 

Approval  of  Plans 
The  plans  and  specifications  for  the  erection  or  alteration  of  build- 
ings, fences,  walls,  or  other  structures,  must  be  approved  by  the  Com- 
pany in  writing  before  work  is  begun.  Such  plans  and  specifications 
must  show  the  nature,  kind,  shape,  height,  material,  color  scheme  and 
location  of  the  structure  and  the  grading  plan  of  the  lot — a  copy  to 
be  lodged  permanently  with  the  Homes  Company. 

Minimum  Cost 

The  minimum  cost  of  the  house  to  be  erected  will  be  specified  in 
each  deed. 

Generally  speaking,  the  rule  followed  in  establishing  the  varying 
requirements  of  minimum  cost  of  dwellings  will  be:  for  detached 
and  semi-detached  houses,  from  four  to  five  times  the  value  of  a  20- 
foot  lot  in  the  immediate  neighborhood;  and  for  houses  in  blocks, 
from  three  to  four  times  the  value  of  a  20-foot  lot.  This  rule  is, 
however,  subject  to  exceptions. 

Easements  Reserved 
Easements  and  rights-of-way  are  reserved  for  poles,  wires  and 
conduits  for  lighting,  telephone  and  other  purposes,  and  for  sewers  and 


17 


pipes  of  various  kinds,  in  order  to  keep  such  poles,  etc.,  out  of  the 
streets.  These  reservations  are  confined,  wherever  practicable,  to  the 
rear  three  (3)  feet  of  the  lots. 

Title  to  Streets 

The  Company  reserves,  temporarily  at  least,  the  title  to  all  streets, 
together  with  the  right  to  grade  them  in  accordance  with  such  grades 
as  it  may  establish,  but  makes  provision  that  if,  or  whenever,  any 
public  authority  shall  acquire  the  streets  by  condemnation,  or  other- 
wise, the  Company  will  apply  any  compensation  it  may  receive  for  the 
streets  taken,  exclusive  of  compensation  for  structures  owned  by  it, 
against  any  possible  assessment  which  such  public  authority  shall  make. 

Encroachments  on  Streets 

In  the  improvements  around  and  near  Station  Square  portions  of 
bridges  and  buildings  erected  by  the  Company  will  encroach  over  or 
upon  portions  of  the  streets.  These  encroachments  are  indicated  on 
the  recorded  plat.  The  Company  reserves  the  right  to  erect  bridges 
in  other  localities. 

General  Maintenance  Charges 

All  of  the  land  in  Forest  Hills  Gardens  (including  that  owned  by 
the  Company),  with  certain  exceptions  enumerated  in  the  Declaration 
(these  exceptions,  for  the  most  part,  being  land  used  for  public  or 
semi-public  purposes),  is  made  subject  to  an  annual  assessment  of 
two  mills  per  square  foot  of  its  area.  This  is  equivalent  to  $4.00  a 
year  on  a  lot  20  x  100  feet.  These  assessments  are  for  the  purpose  of 
creating  a  fund  to  be  applied  toward  the  cost  of  lighting,  improving 
and  maintaining  the  streets,  parks,  and  other  open  spaces,  of  collect- 
ing garbage,  of  maintaining  the  sewerage  system  and  of  other  services 
relating  to  the  general  welfare  of  the  residents,  the  particulars  of 
which  are  set  out  in  the  Declaration.  These  assessments  are  to  be 
paid  to  the  Company  and  the  fund  thereby  created  is  to  be  adminis- 
tered by  the  Company.  The  Company  will  pay  into  this  fund  its 
quota  of  the  assessments,  in  proportion  to  the  area  of  the  lots  still 
owned  by  it  each  year,  but  the  company  will  not  be  under  obligation 
to  pay  into  the  fund  more  than  the  amount  of  its  share  as  so  deter- 
mined. 

These  maintenance  charges  will  not  take  the  place  of  city  or  other 
taxes.    They  must  be  paid  by  the  lot  owner. 

18 


Right  to  Modify 

The  restrictions  contained  in  the  "Nuisance  Clause"  and  the  pro- 
visions governing-  the  so-called  "General  Maintenance  Charges,"  are 
fixed  and  cannot  be  waived  or  modified  without  unanimous  consent. 
The  provisions  governing  the  so-called  general  maintenance  charges 
cannot  be  waived  until  after  ten  (10)  years,  and  then  only  with  the 
consent  of  the  owners  of  more  than  fifty  per  cent.  (50%)  in  area  of 
the  lots.  Any  other  restrictions,  covenants,  conditions,  charges  or 
agreements  contained  in  the  Declaration  or  deeds,  may  be  annulled, 
waived  or  changed  by  the  Homes  Company  as  to  its  own  property, 
and,  with  the  consent  of  the  owner,  as  to  any  property  which  it  has  sold. 

The  purpose  of  this  provision  is  to  afford  means  of  appropriate 
relief,  if  it  should  hereafter  appear  to  the  Company  that  any  of  the 
restrictions  and  agreements  have  been  unwisely  adopted,  or  that  owing 
to  changed  conditions,  they  have  become  unsuitable  for  certain  por- 
tions or  for  all  of  the  property. 

Right  to  Abate  and  Assign 
Provisions  are  made  giving  the  Company  the  right  summarily  to 
abate  the  violation  of  any  restriction  or  agreement,  and  the  right  to 
assign  any  of  its  rights  and  powers  contained  in  the  Declaration. 

Right  to  Extend 
The  restrictions,  unless  modified,  continue  in  force  until  January 
1st,  1950,  and  provision  is  made  for  their  extension  beyond  that  time, 
for  successive  periods  of  twenty  (20)  years  without  limitation,  upon 
the  vote  of  the  owners  of  two-thirds  in  area  of  the  lots. 

Right  to  Enforce 
Either  the  Homes  Company,  or  any  lot  owner,  may  enforce  any 
of  the  restrictions  and  agreements. 

RESTRICTIONS  AFFECTING  THE  ENTIRE  PROPERTY, 
EXCEPT  PROPERTY  RESERVED  FOR  BUSINESS  OR 
OTHER  USES  AND  ENUMERATED  IN  SUBDIVI- 
SION "FIRST,"  PARAGRAPH  "(A),"  OF  THE 
DECLARATION 

Residences  and  Garages 
The  property  is  to  be  used  for  purposes  of  private  residence  only, 
houses  for  occupation  by  more  than  two  families  not  being  permitted. 
Private  garages  are  permitted  under  certain  limitations,  and  no  private 
stables  will  be  permitted. 


19 


Setbacks  from  Streets  and  Rear  of  Lots 

It  is  provided  that  no  part  of  any  building,  except  porches,  steps 
and  bay,  bow  and  oriel  windows,  shall  be  permitted  within  certain  speci- 
fied distances  of  the  front  and  side  streets,  respectively,  nor  within  ten 
(10)  feet  of  the  rear  lines  of  lots.  The  setbacks  from  front  streets 
are,  generally,  twenty-five  (25)  feet,  but  in  some  localities  are  more 
or  less.  Porches,  steps,  and  bay,  bow  and  oriel  windows  may  encroach 
on  these  spaces,  the  extent  of  the  encroachments  permitted  being  set 
out  in  the  Declaration. 

This  restriction  does  not  apply  to  lots  1  to  9  inclusive  in  Block  3. 

Garages  may  not  be  built  within  sixty  (60)  feet  of  any  front 
street,  or  within  twenty-five  (25)  feet  of  any  other  street  thirty  (30) 
feet,  or  more,  in  width. 

These  several  requirements  are  based  upon  careful  consideration 
from  architectural  and  other  points  of  view,  and  are  designed  to  per- 
mit just  as  much  freedom  in  the  use  of  the  individual  lot  as  is  possible 
without  injuring  the  proper  aspect  of  each  street  as  a  whole. 

Free  Spaces  at  Sides  of  Buildings 

It  is  required  that  free,  or  open,  spaces  shall  be  left  on  both  sides 
of  every  building  or  block  of  buildings.  The  width  of  free  space  re- 
quired increases  with  the  increased  width  of  the  building,  in  accord- 
ance with  the  rule  set  out  in  the  Declaration.  A  table,  giving  typical 
examples  of  the  application  of  this  rule,  will  be  found  in  Appendix 
"A"  of  this  pamphlet. 

Not  less  than  thirty-five  per  cent.  (35%)  of  the  total  amount  of 
free  space  required  on  both  sides,  is  to  be  left  on  any  one  side  in  the 
case  of  a  detached  building,  not  less  than  forty  per  cent.  (40%)  of 
such  total  in  the  case  of  a  block  of  buildings. 

These  free  spaces  may  be  encroached  upon  by  porches,  steps  and 
bay,  bow  and  oriel  windows,  the  extent  of  the  encroachments  allowed 
being  stated  in  the  Declaration. 

This  restriction  does  not  apply  to  lots  1  to  9,  inclusive,  in  Block  3. 

Maximum  Width  of  Building 

It  is  provided  that  no  building  or  block  of  buildings  shall  be  more 
than  two  hundred  and  fifty  (250)  feet  in  width  or  length. 


20 


PROVISION  APPLICABLE  ONLY  TO  LOTS  IN  CONNEC- 
TION  WITH   WHICH   UNDIVIDED   INTERESTS  IN 
"PRIVATE   PARKS"   AND   "PRIVATE  LANES" 
ARE  CONVEYED 

Special  Maintenance  Charges — Private  Parks 

The  above  lots  are  made  subject  to  an  annual  assessment,  propor- 
tionate to  such  undivided  interest,  sufficient  to  provide  a  fund  equal 
to  seven  and  one-half  (7V2)  mills  per  square  foot  of  the  respective 
areas  of  such  parks  and  lanes — to  be  expended  for  their  mainte- 
nance and  for  other  uses  as  enumerated  in  the  Declaration.  Inasmuch 
as  in  each  case  the  total  area  of  the  lots  connected  with  a  private  park 
is  considerably  greater  than  the  area  of  the  park,  this  annual  charge 
will  amount  to  less  per  square  foot  of  lot  area  than  the  amount  given 
above,  and  will  range,  with  the  different  parks,  from  one  (1)  to  two 
and  a  half  (2JA)  mills  per  square  foot  of  lot  area. 


21 


APPENDIX  "A" 


TABLE  OF  TYPICAL  EXAMPLES  OF  FREE  SPACE  REQUIRED 
AT  SIDES  OF  BUILDINGS  OF  DIFFERENT  WIDTHS 

(See  rule  as  set  forth  in  "Declaration") 


Minimum  total  free  space, 

1  1      r  1  , 

Width  of  lot  required 

counting  both  sides  of 
building 

Width  oi 

(width  of  build- 

Building 

ing  plus  free 

In  percentage  01 

In  feet 

space) 

width 

of  building 

Luess  I  30  feet 
than  f 

15.0  Iccl 

(  plus 
15.0  feet  -j  house 
(  width 

70  " 
0 

50.0 

npr    ^  (  M  "1  f 
JJCI  CCIll. 

<{ 

I5.0 

4^.0  " 

AO  1 

49-/ 

U  << 

tc  n  " 
o-y 

47.9  " 

o4 

AO  A 

II  M 

if,  R  " 
1 0.0 

50.8 

-*6  " 

Ad  T 

11  CI 

T*7  *7  " 

^  7  " 
jo-/ 

38  " 

aR  R 

M  « 

10.5 

56.5  " 

AO 

aR  c 

4o- 5 

11  u 

ly.4 

59.4  " 

42  " 

iR  9 

u  .< 

20.2 

62.2  " 

44 

AH  O 

«  tt 

21. 1 

65.I  " 

46  " 

A  *7  f\ 
47.0 

(1  (I 

21.9 

67.9 

48  " 

47-3 

II  it 

70.7  " 

<;o  " 

47.0 

II  11 

^3o 

/  J-D 

40.7 

II  II 

24-3 

76.3  " 

54 

a(~i  a 
4U.4 

11  11 

OC  T  " 
25.1 

79.1 

A&  t 

40.1 

II  II 

25.0 

8l.8  " 

<;8  " 

azR 
45 -° 

M  II 

26.6  " 

84.6  " 

60  " 

AC  C 

45o 

«  (( 

27.3 

87.3  " 

62  " 

/I  C  1 

45-2 

((  «« 

28.0  " 

90.0  " 

64  " 

44.9 

«<  II 

28/  " 

92.7 

66  " 

44.0 

11  II 

29.4 

954  " 

68  " 

44-3 

M  «« 

30.1 

98.1  " 

70  " 

44.0 

II  II 

30.0 

100.8  " 

43 -25 

II  II 

32.4 

107.4  " 

80  " 

42-5 

U  «( 

34-0 

1 14.0  " 

4.1  7t 

II  II 

35-5 

120.5  " 

OO  " 

41.O 

II  II 

30,9 

126.9  " 

yo 

40.25 

((  (( 

38.2 

133.2  " 

100  " 

39-5 

39-5  " 

139.5  " 

no  " 

38.0 

41.8  " 

I5I.8  " 

120  " 

36.5 

M  « 

43.8  " 

165.8  " 

130  " 

35-0 

(«  « 

45-5  " 

175-5  " 

I40  " 

33-5 

((  (« 

46.9  " 

186.9  " 

150  " 

32.0 

48.0  " 

I98.O  " 

160  " 

30.5 

II  II 

48.8  " 

208.8 

170  " 

29.O 

(1  II 

49-3  " 

219.3  " 

180     "  . 

27.5 

II  II 

49-5  " 

229.5  " 

100  " 

26.18 

49-75  ' 

239-75 

200  " 

25.O 

II  II 

50.0 

250.0  " 

210  " 

25.0 

52.5  " 

262.50  " 

220  " 

25.0 

II  II 

55-0  " 

275.0  " 

230  " 

25.0 

«<  <« 

57-5  " 

287.5  " 

240  " 

25.O 

60.0 

300.0 

250  " 

25.O 

II  II 

62.5  " 

312.5  " 

22 


William  Siegrist,  inc. 

PRINTER 

9-15  MURRAY  STRtET 
NEW  YORK 


